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Property profile & analytics
OFF-MARKET
Estimated value
$14,220,000
Specialty properties
2128 Shy Bear NW Way, Issaquah, WA 98027-5601
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US90-1194144
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
255,892 SF
Lot
10.28 ac (447,797 SF)
Zoning code
UV-EV
APN
856273-0110
UPID
US90-1194144
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.22M
Owner & transaction history
Wm Cougar Mountain LLC · 20 yrs held
Wm Cougar Mountain LLC
since 2005
4 recorded transactions
Zoning & alternative use
UV-EV · Issaquah, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$22.7M
+38.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Issaquah submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Issaquah submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$16,375,000
Current use
RESTAURANT
$22,655,000
Change: +38% · Conversion: Difficult
MEDICAL BUILDING
$16,175,000
Change: -1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,445,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$14.22M
Range $12.80M – $15.64M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$56 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$762,379
Tax year 2022
Assessed value
$100,568,000
Assessed 2022
Previous assessed
$100,568,000
+0.0% YoY
Effective rate
0.76%
On assessed value
Assessed land
$11,194,900
Assessed improvement
$89,373,100
Land market value
$11,194,900
Improvement market value
$89,373,100
Total market value
$100,568,000
Applied tax rate
1,405.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
CENTRAL
Buildings
5
Stories
3
Units
247
Total area
255,892 SF
Lot
10.28 ac (447,797 SF)
Zoning code
UV-EV
APN
856273-0110
UPID
US90-1194144
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
UV-EV · Issaquah, WA
Zoning UV-EV · permitted uses
UV-EV · Issaquah, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Issaquah. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$16.4M
RESTAURANT
Est. value
$22.7M
MEDICAL BUILDING
Est. value
$16.2M
AUTO REPAIR, GARAGE
Est. value
$13.4M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Buildings
5
Units
247
Lot
10.28 ac
Current owner
From public records · entity-resolved
Wm Cougar Mountain LLC
Entity
Mailing address
PO BOX 4900, SCOTTSDALE, AZ 85261-4900
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2024
—
Wm Cougar Mountain LLC
—
Deed
related
$25,000,000 · Federal National Mortgage Association
Mar 1, 2017
—
William Cougar Mountain LLC
—
Deed
related
$731,322,000 · Berkeley Point Cap
Dec 29, 2005
$48,300,000
Wm Cougar Mountain LLC
Jefferson Of Cougar Mountain
Grant Deed
—
Sep 14, 2001
$8,600,000
Oly/intracorp Gp
—
Grant Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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